|Approval of a 1) an amendment to Planned Development (PD) District 08-52 for Community Retail Uses, 2) a Concept Plan, and 3) a Detail Plan for Automobile Repair, Minor.
|PLAN COMMISSION RECOMMENDATION
|On February 26, 2018 the Plan Commission, by a vote of seven (7) to zero (0), recommended approval of 1) an amendment to Planned Development (PD) District 08-52 for Community Retail Uses, 2) a Concept Plan, and 3) a Detail Plan for Automobile Repair, Minor.
Approval of 1) an amendment to Planned Development (PD) District 08-52 for Community Retail Uses, 2) a Concept Plan, and 3) a Detail Plan for Automobile Repair, Minor.
|The existing zoning was established in 2008 for Shopping Center Uses (the GDC approval in 2015 modified Shopping Center Uses to Community Retail Uses). Community Retail Uses include a variety of office, retail, and service activities. The following uses are specifically listed as not allowed in PD 08-52: Automobile Repair, Minor; Equipment Leasing, Indoor; Office Equipment Sales, Repair, and Maintenance; Tire Dealer, No Outside Storage; Used Goods or Products Collection Point, Temporary; and Wrecker Service (one).
The purpose of PD 08-52 was in response to the abandonment of a 1987-era 226,408 square foot Wal-Mart. The zoning action affected eighteen properties comprising approximately forty-two (42) acres, most of which were developed with commercial uses. At the time of PD 08-52 evaluation, the use on this particular subject site was an automobile sales use.
PD 08-52 has been modified four times.
The applicant is seeking approval of a Change in Zoning and to modify PD 08-52 to allow a Minor Automobile Repair use on the subject site. The Change in Zoning would not apply to any other property contained in PD 08-52; other portions of the PD 08-52 would remain under its existing parameters.
- PD 09-10 Specific Use Provision for a Car Wash (Unattended) at 3120 South Shiloh Road. This site is located south of Kingsley Road, and east of Shilo Road
- PD 13-31. Specific Use Provision for a RaceTrac gas station at the intersection of South Garland Avenue and South Shiloh Road.
- PD 17-16. Specific Use Provision for a drive-through restaurant at an existing building on property located at 3110 South Shiloh Road (the southeast corner of Kingsley Road and Shiloh Road).
- PD 17-22. Specific Use Provision for an automated rollover car wash and retail building on a vacant site located north of the RaceTrac.
|The subject property is approximately 3.1 acres with approximately 320 feet of frontage along South Shiloh Road; the site provides a single point of access from South Shiloh Road and to the property east of the site thorough shared access.
|USE OF PROPERTY UNDER CURRENT ZONING
|The subject property is zoned Planned Development (PD) District 08-52 within which Community Retail (CR) District uses are allowed along with uses as discussed above. Minor Automobile Repair use is a permitted (by right) use in the Community Retail District. However, Planned Development 08-52 limits uses to more community serving-scale retail/personal service uses and precludes Minor Automobile Repair.
The Community Retail (CR) District is intended to accommodate a variety of retail, service, and business establishments that may or may not be designed in a shopping center configuration. The PD District requires approval of both a Concept and Detail Plan prior to any redevelopment on the property.
- Land Use: Minor automobile repair is defined by the Garland Development Code as: “General repair or reconditioning of automobiles such as the following: engines, air-conditioning systems and transmissions for motor vehicles, collision repair services including body, frame or fender straightening or repair, customizing, painting, vehicle steam cleaning, undercoating and rustproofing, the uses listed under Automobile Repair (Minor), and other similar uses.” The application content indicates the intended use will conform to this definition, and specifically requests that Automobile Repair, Minor is the only use for the property.
In addition, the GDC contains Special Standards for Minor Automobile Repair use, which the application content indicates the use will be in compliance. These Special Standards are:
- Automotive Service Bays must comply with stacking requirements.
- Overhead/roll-up service bay doors may not face any public street unless the site exhibits certain constraints such as a corner or thorough lot; this site is neither lot type.
- The use may not: (i) conduct any outdoor vehicle or equipment repairs; and (ii) maintain or store overnight vehicles, parts, equipment, or accessories outdoors, except the parking of vehicles currently being repaired, which may remain on-site for a maximum of fourteen calendar days.
- In addition, the use is allowed to keep a maximum of one wrecker on-site for incidental towing.
The project proposes conditions that would limit the operations to certain specified “light repair” activities; these uses are consistent with the GDC use definition for Automobile Repair, Minor. In addition, the application proposes conditions to specifically exclude uses that are considered heavy repair, including: paint and body repair, sprayed pick-up bed liners, engine rebuild and/or replacement, transmission rebuild and/or replacement, and outside storage of any type. These limitations are listed in Exhibit B.
Further limits, consistent with the GDC, are proposed by the applicant as conditions to this use which is requested to be allowed with the Planned Development uses. The limits include indoor operations, development per the plans submitted, mechanical equipment would not face the public street, parking per the GDC, provision of streetscape and landscaping, lighting designed as shown on the plans, existing trees shown to remain to be protected during development, building height would be limited to twenty-four (24) feet, one individual (employee/staff member) would be trained and responsible for workplace safety, and all hazardous liquids and materials will be properly stored and disposed of.
In addition, the hours of operation are specified as 7:00 am to 7:00 pm, Monday through Saturday.
- Site Design: The applicant requests approval to develop the existing vacant site into a minor automobile repair facility including a canopied front entry for customers with a 3,333 square foot reception area and a sixteen (16) bay service area. In addition, the facility includes incidental wash rooms, office, storage area, and an employee break room. The building is sited on the central portion of the property. The primary access drive to the site is from South Shiloh Road and a secondary access point will be to future Leon Road at the northeast side of the property, across adjoining property. The service bays will face north, south, and east towards adjoining properties and not directly towards South Shiloh Road. The face of the canopy vehicle drop-off is set well back from the street, at seventy-four (74) feet and the face of the building is approximately 115 feet from the street; PD 08-52 requires a minimum 30-foot front yard from South Shiloh Road. The applicant’s conditions include setbacks greater than the minimums in PD 08-52 and the Garland Development Code (GDC).
- Landscape and Screening: This site development includes a wider buffer along the street, and more trees and plants than are required by the GDC. The South Shiloh Road side is required to have a minimum width of fifteen (15) feet whereas a minimum twenty-six (26) foot wide buffer is shown on the landscape plan. In addition, the proposal retains on-site thirteen (13) of sixteen (16) existing trees, making use of the GDC provision for Tree Retention Credits. The credit is allowed to meet up to thirty percent of the GDC tree planting requirements. While the GDC requires eleven (11) large canopy trees along South Shiloh Road it also allows the tree retention credits which results in five (5) trees as shown on the landscape plan along the street. In addition to these trees, while a minimum of sixteen trees are required, thirty-six (36) trees will be provided on-site. The proposal is in conformity with the GDC landscape provisions.
In addition, the planting layout includes high-level screening shrubs (Nellie Stevens Holly), trees, and grass along the north property line as a supplemental landscape feature to provide screening to the adjacent property. Eastern Red Cedar, considered a high-level screening shrub, is shown on the east property line and trees with ground cover are proposed along the south property line.
While not highly visible from the street, the refuse container is placed to the side of the building, set approximately 210 feet away from the street with its opening facing away from the street towards the east. A refuse enclosure screening wall surrounds the refuse container providing screening. The GDC requires that the refuse enclosures be placed behind the building or in a service court yard.
- Building Design. The design of the building is required to comply with the following Garland Development Code requirements:
- All building elevations are required to consist of at least eighty (80) percent masonry per Section 4.83(A).
- At least two (2) different exterior construction materials must be applied on facades visible from the streets per Section 4.83(A).
- At least six (6) of the twelve (12) architectural elements listed in Section 4.83(B) must be incorporated into the design of the building.
- Street-facing elevations should be horizontally and vertically articulated in accordance with Section 4.83(C).
The building design complies with the aforementioned design requirements.
- Parking: This project provides forty-four (44) parking spaces, in conformance with the Garland Development Code standards. In addition, the parking lot landscape requirements are provided as shown on the landscape plan. As mentioned above, an access drive will be provided to South Shiloh Road.Another access to the site will be provided to future Leon Road, although not currently adjacent, the connection to Leon Road would be from the site’s northeast corner.
- As mentioned above, an access drive will be provided to South Shiloh Road.Another access to the site will be provided to future Leon Road, although not currently adjacent, the connection to Leon Road would be from the site’s northeast corner.
- Any signage will be subject to the regulations set forth in Chapter 4, Article 5 of the Garland Development Code.
|The zoning change for PD 08-52 was heard and approved by City Council in November 2008. At that time, the Envision Garland Comprehensive Plan was in its formative stage and the site was being considered to recommend uses that would recognize the prevailing zoning and land use pattern of the site and balance of properties in the boundaries of PD 08-06. The Envision Garland Comprehensive Plan was adopted much later, in March, 2012 with a recommendation of Business land use for this site and the other PD 08-52 properties. In addition, the City recognizes the site as part of the South Garland Avenue Catalyst Area and the Centerville Marketplace Revitalization Strategy. Currently, the area is under study with the South Garland Avenue Catalyst Area Plan.
Envision Garland 2030 Comprehensive Plan
The Future Land Use Map of the Envision Garland 2030 Comprehensive Plan designates this site for Business Center uses in the Employment Center Building Block. The Employment Centers Building Block provides concentrated options for high-quality, business environments within the city. Employment Centers support major employers and suppliers, along with providing services and amenities for employees. Located throughout Garland, Employment Centers enhance the livability of residents by providing accessible employment opportunities. The Employment Center Building Block:
• Expands opportunities for emerging technology and industry within the city
• May be developed as mixed-use
• Proximity of employment and residential areas offers reduction of commute times and distances
Strategies for employment centers include:
Distinctive Community Design
Plan for concentrated clusters of commercial activities that include major employers, business support services, and employee services.
Redevelopment and Revitalization
Provide support to business and industry to facilitate expansion and redevelopment of commercial and industrial sites.
Work aggressively to attract jobs and employers to Garland through a comprehensive economic development strategy that expands the business and industrial base and attracts growth industries.
Increased Mobility Options
Continue to invest in roads, highways, rail, and transit to further connect Garland to the North Texas region.
Business Center Designation
Business Centers provide a cluster of business offices and/or low impact industry, including campus-type development that cumulatively employ large numbers of people. Operations within this development type occur internal to buildings resulting in minimal negative impacts (sound, air, traffic, outdoor lighting, storage, etc.) and are compatible with adjacent development types in architecture, character, scale, and intensity.
Business Centers are generally located at intersections of major and/or secondary arterial streets or significant transit areas (bus/rail). Proximity and access to residential areas are encouraged to reduce travel times to employment. Site design addresses function and visual aesthetics providing appropriate buffering at gateway corridors, between adjacent developments, and for residential neighborhoods.
Business centers range in scale and intensity based on the surrounding vicinity and may consist of one or more buildings. This development type includes a variety of primary and secondary uses, including compatible residential uses that support the business employment sector.
South Garland Avenue Catalyst Area. The site is located in a key commercial corridor and gateway to the community. The strategy for this area is to diversify large infill sites to transform the area into a viable employment and training center, taking advantage of regional transit access. The development focus is redevelopment and revitalization. In this plan, the site is identified for targeted investment. The Garland and Kingsley Target Investment Area focuses development opportunity on re-use of the Hypermart with suggestions for recreational facility, employment/education, or medical center. The size and flexibility of space offers widely varying potential land uses. The key assets of this area include potential for adaptive reuse, assemblage, and recognition of the importance of the area as the IH 635 access and gateway into Garland. As mentioned earlier, a Catalyst Area Plan is underway for the South Garland Avenue corridor.
Centerville Marketplace Revitalization Strategy. The Centerville Marketplace Revitalization Strategy overlays this site and the plan encourages redevelopment of underutilized properties to increase density and quality. The focus of this area is redevelopment and revitalization. In this Catalyst Area residential development potential is recognized but in a small scale and intended to attract workforce renters and buyers. Professional and smaller-format office users would benefit from new residential design and take advantage of IH-635 access. The key assets of this area include IH-635, proximity to major employment concentrations, and ample vacant/underutilized parcels. The accompanying Target Investment Area establishes a strategy for reuse, re-positioning, and redeveloping vacant commercial space and land. Specifically the site is included as part of the Hypermart Site / Live Work Center, as Catalyst Site No. 4. The Strategy encourages business park development and commercial spaces that would be modest in scale, and primarily the type that would support the daytime workforce population.
The proposed minor automobile repair facility will offer support services for employment and residential uses in the area.
|COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES
|The land use pattern within the area surrounding the subject property a mixture of employment, support services, and residential development. There are properties, such as the vacant Hypermart to the north, that present reinvestment opportunities. The proposed use is complementary and compatible with the adjacent RaceTrac convenience store/gas station, car wash (under construction) and automotive related uses along South Shiloh Road. The repair facility will provide similar support services to the surrounding area.
Additionally, the applicant has provided a design that is contextually compatible and complimentary to the site and general area.